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Green Cottage Ramsgill HG3

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Green Cottage Ramsgill HG3 HARROGATE BOROUGH COUNCIL PLANNING COMMITTEE – AGENDA ITEM 6: LIST OF PLANS. DATE: 18 December 2007 PLAN: 05 CASE NUMBER: 07/04229/FUL GRID REF: EAST 411865 NORTH 470949 APPLICATION NO. 6.28.84.B.FUL DATE MADE VALID: 31.10.2007 TARGET DATE: 26.12.2007 CASE OFFICER: Mr Gerard Walsh WARD: Pateley Bridge VIEW PLANS AT: http://tinyurl.com/3amczk APPLICANT: Mr G And Mrs F E Atkins AGENT: Dodd Frankland Stocks Partnership Ltd PROPOSAL: Retention of static caravan for staff accommodation. LOCATION: Green Cottage Ramsgill Harrogate North Yorkshire HG3 5RL REPORT SITE AND PROPOSAL Ramsgill is a small village to the northwest of Pateley Bridge. The site is within the Nidderdale Area of Outstanding Natural Beauty and Ramsgill Conservation Area. The caravan is located on an elevated grassed area on the south side of the village hall and close to the boundary of a detached residential property to the south. A small green house has also been erected between the caravan and the village hall. Ramsgill is characterised by sandstone buildings with roofs of natural slate. The village is grouped informally around well kept greens (one of these is to the north of the village hall and another two to the front of the York Arms opposite the village hall) and has an open feel. One of the primary objective for Ramsgill Conservation Area is to maintain the historic relationship of the village with its landscape setting. The village hall is a low key building of domestic scale. The applicant has indicated on his Design and Access Statement that the caravan is required for a temporary period pending a planning application for permanent staff accommodation in the Grounds of Green Cottage. No such application has been received to date. MAIN ISSUES 1. Effect on the character of the landscape in the Nidderdale Area of Outstanding Natural Beauty and the character of the conservation area. 2. Effect on residential amenity. RELEVANT SITE HISTORY 06/06250/FUL - Erection of two storey rear and first floor side extensions - WDN. 07/01924/FUL - Erection of single storey rear and first floor side extensions and installation of new package treatment plant (revised scheme) - WDN. CONSULTATIONS/NOTIFICATIONS Parish Council views Awaited. The Coal Authority Standing Advice. NYCC Highway Authority No objection. Environmental Health (Springfield) No objection. RELEVANT PLANNING POLICY PPS1 Planning Policy Statement 1: Delivering Sustainable Development LPA01 Harrogate District Local Plan (2001, as altered 2004) Policy A1, Impact on the Environment and Amenity LPC01 Harrogate District Local Plan (2001, as altered 2004) Policy C1, Conservation of Nidderdale A.O.N.B LPHD03 Harrogate District Local Plan (2001, as altered 2004) Policy HD3, Control of development in Conservation Areas PPG15 Planning Policy Guidance 15, Planning and the Historic Environment SPGCRM Supplementary Planning Guidance, Ramsgill Conservation Area Statement RSSN02 Regional Spatial Strategy Policy N02, Historic and cultural resources RSSN03 Regional Spatial Strategy Policy N03, Landscape character PPS07 Planning Policy Statement 7, Sustainable Development in Rural Areas PPG15 Planning Policy Guidance 15, Planning and the Historic Environment APPLICATION PUBLICITY SITE NOTICE EXPIRY: 07.12.2007 PRESS NOTICE EXPIRY: 07.12.2007 REPRESENTATIONS The owners of the property to the southeast of the caravan have objected of the following grounds. 1. The caravan is in an elevated position and overlooks the rear garden area of their property. 2. The caravan is detrimental to the value of their property. 3. The caravan is used for staff working at the York Arms and the hours they come and go will be early in the morning and late in the evening causing noise and disturbance to the tenants of their property. 4. It would be detrimental to the village hall. 5. Inadequate sewerage and drainage capacity in the village. VOLUNTARY NEIGHBOUR NOTIFICATION None. ASSESSMENT OF MAIN ISSUES 1. EFFECT ON THE CHARACTER OF THE LANDSCAPE IN THE NIDDERDALE AREA OF OUTSTANDING NATURAL BEAUTY AND THE CHARACTER OF THE CONSERVATION AREA - Policy C1 of the Harrogate District Local Plan gives priority to the conservation of the natural beauty of the landscape within the Nidderdale Area of Outstanding Natural Beauty. Development that would have a significant adverse impact on the landscape will not be permitted. Where development is permitted, the highest standards of design will be required which should reflect the local distinctiveness of the area. Policy HD03 states that development which has an adverse effect on the character or appearance of a conservation area will not be permitted. The caravan is largely screened in the wider village environment by the village hall to the north and the dwelling house to the south (The Old Smithy). It is however prominent from the road and land to the front (east) and from the garden area of the Old Smithy and from the village Hall. It is in a position elevated above the road and although partially screened by existing hedges it is still prominent. It is also very prominent from the open land to the west and south. There does not appear to be any public access to these lands but there is an elevated residential property to the south (Yew Tree House)from which it would be visible. The caravan fills the space between The Old Smithy and the Village hall and impacts negatively on the general open feel which is a characteristic of the conservation area. It also has a detrimental effect on the setting of the village hall which, although not listed, is an important feature building in the village. It is, quite obviously, of a style and constructed of materials which are very different to the prevailing character of the Conservation Area. Its retention would therefore fail to preserve or enhance the character or appearance of the conservation area and would not comply with the provisions of the Planning (Listed Buildings and Conservation Areas) Act 1990 and of Policy HD3 of the Saved Harrogate District Local Plan 2001 and Selective Alteration 2004 (LP), seeking to ensure that new development preserves or enhances the character or appearance of the Conservation Area. The caravan has a significant adverse impact on the natural beauty of the landscape in the Nidderdale Area of Outstanding Natural Beauty. It would not therefore comply with the provisions of Policy C1 of the Saved Harrogate District Local Plan 2001 and Selective Alteration 2004 (LP), seeking to ensure that new development conserves the natural beauty of the landscape in this area. Neither does it comply with local saved plan Policies HD20 and A1 which seek to ensure that the density and design of new development is appropriate to its surroundings, to protect the character and appearance of the area. 2. EFFECT ON RESIDENTIAL AMENITY - Policy A1 indicates that development will not be permitted if it has significant adverse environmental impact, resulting in an unacceptable effect on residential amenity. The caravan is sited close to the boundary with the residential property to the southeast and is elevated above this property. Two windows and the entrance door to the caravan look onto this property and overlook the rear garden area and the windows in the rear elevation. In these circumstances I consider that there is significant harm to the amenity of this property through overlooking. The caravan is therefore contrary to saved Policy A1 of the Harrogate District Local Plan. CONCLUSION The caravan causes harm to the character and appearance of the conservation area and the character of the landscape in the Nidderdale AONB. It also detrimentally effects the amenity of the residential property to the southeast. It is therefore contrary to the requirements of the saved local plan. There are no other material considerations in these circumstances that warrant setting aside local plan policies. CASE OFFICER: Mr Gerard Walsh RECOMMENDATION That the application be REFUSED. Reason(s) for refusal:- 1 The caravan, by reason of its appearance and position, would have a significant detrimental effect on the character and appearance of the conservation area and the character of the landscape in the Nidderdale Area of Outstanding Natural Beauty. It is therefore contrary to policies HD3 and C1 of the Harrogate District Local Plan and to advice in PPG 15. 2 The caravan, by reason of its location and elevated position, has a significant detrimental effect on the amenity of the residential property to the southeast through overlooking of the rear windows and garden area of this property. It is therefore contrary to saved policies A1 and HD20 of the Harrogate District Local Plan. .
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